127-129 Duboce Avenue, San Francisco, CA 94103, San Francisco, 94103 - 11 bed, 5 bath
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127-129 Duboce Avenue
San Francisco, CA 94103
ACTIVE
CONDITION: GOOD
11Beds
5Baths
3,932Sq Ft
2,248Lot Size
Property Price
LIST PRICE$1,795,000
EST. MARKET VALUE
$1,869,377
3% BelowMARKET VALUE
SUMMARY
This High-Potential Investment Opportunity is a Triplex Residential Income Asset listed at $1,795,000—positioned well below the $1,869,377 Fair Market Value by 3%. This valuation gap offers $74,377 in Instant Equity. With a Condition Rating of 3, the property features updated units and a Full Basement with ADU potential. Its 99 Walk Score and high-capacity 11-bedroom layout ensure strong rental demand. This is a strategic acquisition for Buy-and-Hold Investors or 1031 Exchange Buyers seeking immediate cash flow and long-term density upside.
Estimated Market Value
$1,869,377+$74,377 Equity Potential
Based on Realkey algorithm analyzing recent comparable sales in San Francisco.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 127-129 Duboce Avenue Subject 11 bd · 5 ba · 3,932 sqft · $475 | $1,795,000* List Price | 11 | 5 | 3,932 | $475 | - |
A 759 Natoma Street Active 10 bd · 6 ba · 3,118 sqft · $481 · 0.7 mi | $1,500,000 List Price | 10 | 6 | 3,118 | $481 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Good
TeardownExcellent
Property is move-in ready.
Despite the 1907 build date, the property appears well-maintained and functional. The top-floor unit is explicitly noted as updated, and interior photos show modern laminate flooring and clean paint consistent with a 5-15 year renovation cycle. The building is fully tenant-occupied, suggesting systems are in good working order.
PROSSTRENGTHS & OPPORTUNITIES
- Exceptional Location and Walkability
With a Walk Score and Transit Score of 99, this property is situated in the heart of Mission Dolores, offering unparalleled access to Valencia Street, Hayes Valley, and major transit hubs.
- Significant Value-Add Potential
The full basement level with direct street and rear-yard access provides a prime opportunity for ADU development, allowing investors to increase density and rental income.
- High-Capacity Residential Income
The building consists of three large full-floor flats totaling 11 bedrooms, providing a robust footprint for high-yield residential investment or 1031 exchange requirements.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 3932, other record living area = 3540.
- Tenant Occupancy Limitations
All three units are currently tenant-occupied, which may present challenges for owner-occupiers and limits immediate market-rate rent adjustments under local rent control ordinances.
- Historic Infrastructure Maintenance
As a structure built in 1907, the property may require significant capital expenditure for seismic retrofitting or modernization of aging mechanical, electrical, and plumbing systems.
About 127-129 Duboce Avenue
Built in 1907, this three-unit building offers three full-floor flats, all tenant-occupied, totaling approximately 3,932 square feet per graphic artist. It is located in the vibrant Mission Dolores, blocks to a Muni station and near the cafes, restaurants and shops of Valencia Street and Hayes Valley, as well as Duboce Park. It is a sought after rental location, with a Walk Score of 99, a Transit Score of 99 and a Bike Score of 97, as well as easy access to downtown, Highways 101 and 280. The top-floor residence is an updated four-bedroom, two-bath flat with tenancy established in 2026. The middle residence offers four bedrooms and one bath, and the lower residence features three bedrooms and one and a half baths. All three units have in-unit laundry and access to a shared backyard by rear stairs. A full basement level with direct street and rear-yard access offers ADU potential; the buyer to investigate feasibility. 127-129 Duboce is a straightforward, well-located asset with upside potential for residential investors and 1031 exchange buyers.
Property Details
Public Facts
- Property Type
- Triplex
- Year Built
- 1907
- Lot Size
- 2,248 Sq. Ft.
Interior
- Total Bedrooms
- 11
- Total Bathrooms
- 5 (5 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 11.0 | 4.6 |
| Baths | 5.0 | 4.0 |
| Square foot | 3,932 | 3,221.149 |
| Lot Size | 2,248 | 2,766.255 |
| Price | $1.79M | $2.13M |
| Price per sq ft | $457 | $697 |
| Built year | 1907 | 1925 |
| HOA | $0 | $0 |
| Days on market | 33 | 53 |
Pricing History
Listed for Sale
Sep 21, 2026
$1,795,000
Initial Listing
Sold
Jul 12, 2013
$1,350,000
Public Record